Please explain the implications if my lawyer’s firm is suspended from the Barclays Conveyancing panel ahead of completing my conveyancing in Shard End?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
We previously chose conveyancers with offices in Shard End on the Leeds Building Society solicitor panel. They are now charging me a separate amount for dealing with the Leeds Building Society mortgage. Is this an additional conveyancing fee set by Leeds Building Society?
Unfortunately, as long as it is in their Terms and Conditions or estimate then yes your property lawyer may charge a fee for this. The charge is not dictated by Leeds Building Society but by your Shard End conveyancer. Some firms on the Leeds Building Society panel will quote an ‘acting for lender’ fee but some practices incorporate it on their overall fee.
I am currently in the process of buying my council flat in Shard End. I have a mortgage offer with HSBC. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with HSBC, you will need to appoint a solicitor on the HSBC conveyancing panel.
Planning on purchasing a maisonette in Shard End. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Leeds Building Society conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Shard End property lawyer is on the Leeds Building Society conveyancing panel.
I used Arc property Solicitors a few years ago for my conveyancing in Shard End. Now, I need my documents however the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Shard End of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I've recently found out that there is a flying freehold element on a property I put an offer in last month in what should have been a quick, no chain conveyancing. Shard End is where the house is located. What do you suggest?
Flying freeholds in Shard End are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Shard End you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Shard End may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
We're FTB’s - had an offer accepted, yet the agent told us that the vendor will only issue a contract if we appoint the agent's chosen solicitors as they want a ‘quick sale’. Our preferred option is to instruct a local solicitor accustomed to conveyancing in Shard End
It is unlikely the vendors are behind this. If they want ‘a quick sale', taking such a hostile approach to a genuine purchaser is is going to put the whole deal at risk. Avoid the agents and go straight to the owners and make sure they comprehend that (a)you are keen to buy (b)you are ready to go, with finances arranged © you are chain free (d) you intend to proceed fast (e)but you intend to appoint your preferred Shard End conveyancing firm - rather thanthose that will earn the negotiator at the agency a referral fee or meet his conveyancing figures demanded by senior management.